8787 Locust Ave #24 · Fontana, CA 92335

$99,000

1 bd · 1.0 ba · 624 sqft · Manufactured · 122 Days on market

Built 1964 Fair condition $159/sqft · 8% above area Est $92k · 8% over

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• ARV discount +4.0/15.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cozy 1-bedroom, 1-bath mobile home located in the heart of Fontana. This well-cared-for home offers a comfortable layout with thoughtful updates already in place, while leaving room for future personalization. An open living and dining area creates a welcoming space that flows into a charming kitchen, featuring a cooktop and newly installed sink and faucet, with room to add an oven and refrigerator to suit your needs. The bathroom has been refreshed with a new vanity, toilet, and shower head, and includes a convenient shower/tub combination. The bedroom offers generous storage with an entire wall of built-in closets and drawers. A separate laundry room includes a newer washer and dryer—both included in the sale—and provides direct access to the backyard. Outside, enjoy a small front porch, a low-maintenance side yard accented with white rock landscaping and mature fruit trees, plus a storage shed for added convenience. A two-car carport completes the home. Situated in a community that offers a pool and a clubhouse with tables and a kitchen, this home is a wonderful opportunity for buyers looking for affordability, functionality, and the chance to make it their own.

Key facts

• New vanity
• Charming kitchen
• Refreshed bathroom

Tags

• OPEN LIVING AND DINING AREA
• CHARMING KITCHEN
• REFRESHED BATHROOM
• NEW VANITY
• SHOWER TUB COMBINATION
• BUILT-IN CLOSETS AND DRAWERS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 3.2% in Fontana — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#415 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, employment A-; Watch: schools F, amenities F, cost of living F.
• Fontana Unified (suburban): math 25% / reading 71% proficiency, ranked #156 of 517 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 115 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $99k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.81% ✓
• Cap rate: 15.17%
• Cash-on-cash: 31.71%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

• ARV (median comp): $91,945
• List price: $99,000
• Delta: 7.67%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.34% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.06×
• Total profit: $29,459
• Equity at exit: $14,761

10-year hold

• IRR: 33.2%
• Equity multiple: 3.92×
• Total profit: $81,049
• Equity at exit: $8,560

Cash invested: $27,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92335

• Rents YoY: 2.3%
• Active inventory: 115
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $733

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 54%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 S Linden Ave Rialto, CA	1.0–2.0	1.0–2.0	772	$1,679	$2.17	43d	13	0.26mi
17923 Arrow Blvd Fontana, CA	1.0–3.0	1.0–2.0	850	$1,925	$2.26	1d	1	0.46mi
18215 Foothill Blvd Fontana, CA	1.0	1.0	599	$1,682	$2.81	43d	1	0.74mi
380 N Linden Ave Rialto, CA	3.0	1.0–2.5	815	$1,713	$2.10	16d	1	0.76mi
210 N Beechwood Ave Rialto, CA	1.0–3.0	1.0–2.0	794	$1,650	$2.08	21d	7	1.19mi
8185 Palmetto Ave Fontana, CA	1.0–2.0	1.0–2.0	580	$1,575	$2.72	2d	5	1.35mi
8919 Mango Ave Fontana, CA	1.0	1.0	500	$1,650	$3.30	15d	2	1.40mi
8998 Mango Ave Unit I Fontana, CA	1.0	1.0	692	$1,650	$2.38	21d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $99,000 Active 122 DOM
2. 2026-06-17
   days on market $99,000 Active 121 DOM
3. 2026-06-16
   days on market $99,000 Active 120 DOM
4. 2026-06-15
   days on market $99,000 Active 119 DOM
5. 2026-06-13
   days on market $99,000 Active 117 DOM
6. 2026-06-13
   days on market $99,000 Active 116 DOM
7. 2026-06-09
   days on market $99,000 Active 113 DOM
8. 2026-06-08
   days on market $99,000 Active 112 DOM
9. 2026-06-07
   days on market $99,000 Active 111 DOM
10. 2026-06-04
    days on market $99,000 Active 108 DOM
11. 2026-06-03
    pricedays on market $99,000 Active 107 DOM
12. 2026-06-02
    days on market $104,999 Active 106 DOM
13. 2026-06-01
    days on market $104,999 Active 105 DOM
14. 2026-05-31
    days on market $104,999 Active 104 DOM
15. 2026-04-14
    price $104,999 1211-char remark

    Show marketing remark (1211 chars)

    Welcome to this cozy 1-bedroom, 1-bath mobile home located in the heart of Fontana. This well-cared-for home offers a comfortable layout with thoughtful updates already in place, while leaving room for future personalization. An open living and dining area creates a welcoming space that flows into a charming kitchen, featuring a cooktop and newly installed sink and faucet, with room to add an oven and refrigerator to suit your needs. The bathroom has been refreshed with a new vanity, toilet, and shower head, and includes a convenient shower/tub combination. The bedroom offers generous storage with an entire wall of built-in closets and drawers. A separate laundry room includes a newer washer and dryer—both included in the sale—and provides direct access to the backyard. Outside, enjoy a small front porch, a low-maintenance side yard accented with white rock landscaping and mature fruit trees, plus a storage shed for added convenience. A two-car carport completes the home. Situated in a community that offers a pool and a clubhouse with tables and a kitchen, this home is a wonderful opportunity for buyers looking for affordability, functionality, and the chance to make it their own.

16. 2026-02-16
    listed $110,000 Active 1211-char remark

    Show marketing remark (1211 chars)

    Welcome to this cozy 1-bedroom, 1-bath mobile home located in the heart of Fontana. This well-cared-for home offers a comfortable layout with thoughtful updates already in place, while leaving room for future personalization. An open living and dining area creates a welcoming space that flows into a charming kitchen, featuring a cooktop and newly installed sink and faucet, with room to add an oven and refrigerator to suit your needs. The bathroom has been refreshed with a new vanity, toilet, and shower head, and includes a convenient shower/tub combination. The bedroom offers generous storage with an entire wall of built-in closets and drawers. A separate laundry room includes a newer washer and dryer—both included in the sale—and provides direct access to the backyard. Outside, enjoy a small front porch, a low-maintenance side yard accented with white rock landscaping and mature fruit trees, plus a storage shed for added convenience. A two-car carport completes the home. Situated in a community that offers a pool and a clubhouse with tables and a kitchen, this home is a wonderful opportunity for buyers looking for affordability, functionality, and the chance to make it their own.

17. 2022-09-16
    soldstatus $64,000 Closed Sale 406-char remark

    Show marketing remark (406 chars)

    Single wide 1 bedroom, 1 bath with new interior paint, laminate floor throughout. Updated bathroom tub. Storage space/ laundry room. Clubhouse with access to community pool. One of the owners has a real estate brokers license, representing himself. Buyer needs to be approved by the park manager. Property to be sold AS IS Condition, Owner has never lived on property. Square footage includes laundry room.

18. 2022-07-24
    status Pending Sale 406-char remark

    Show marketing remark (406 chars)

    Single wide 1 bedroom, 1 bath with new interior paint, laminate floor throughout. Updated bathroom tub. Storage space/ laundry room. Clubhouse with access to community pool. One of the owners has a real estate brokers license, representing himself. Buyer needs to be approved by the park manager. Property to be sold AS IS Condition, Owner has never lived on property. Square footage includes laundry room.

19. 2022-07-17
    status Active 406-char remark

    Show marketing remark (406 chars)

    Single wide 1 bedroom, 1 bath with new interior paint, laminate floor throughout. Updated bathroom tub. Storage space/ laundry room. Clubhouse with access to community pool. One of the owners has a real estate brokers license, representing himself. Buyer needs to be approved by the park manager. Property to be sold AS IS Condition, Owner has never lived on property. Square footage includes laundry room.

20. 2022-07-15
    status Pending Sale 406-char remark

    Show marketing remark (406 chars)

    Single wide 1 bedroom, 1 bath with new interior paint, laminate floor throughout. Updated bathroom tub. Storage space/ laundry room. Clubhouse with access to community pool. One of the owners has a real estate brokers license, representing himself. Buyer needs to be approved by the park manager. Property to be sold AS IS Condition, Owner has never lived on property. Square footage includes laundry room.

21. 2022-07-01
    price $69,900 406-char remark

    Show marketing remark (406 chars)

    Single wide 1 bedroom, 1 bath with new interior paint, laminate floor throughout. Updated bathroom tub. Storage space/ laundry room. Clubhouse with access to community pool. One of the owners has a real estate brokers license, representing himself. Buyer needs to be approved by the park manager. Property to be sold AS IS Condition, Owner has never lived on property. Square footage includes laundry room.

22. 2022-06-14
    price $79,900 406-char remark

    Show marketing remark (406 chars)

    Single wide 1 bedroom, 1 bath with new interior paint, laminate floor throughout. Updated bathroom tub. Storage space/ laundry room. Clubhouse with access to community pool. One of the owners has a real estate brokers license, representing himself. Buyer needs to be approved by the park manager. Property to be sold AS IS Condition, Owner has never lived on property. Square footage includes laundry room.

23. 2022-06-02
    listed $89,900 Active 406-char remark

    Show marketing remark (406 chars)

    Single wide 1 bedroom, 1 bath with new interior paint, laminate floor throughout. Updated bathroom tub. Storage space/ laundry room. Clubhouse with access to community pool. One of the owners has a real estate brokers license, representing himself. Buyer needs to be approved by the park manager. Property to be sold AS IS Condition, Owner has never lived on property. Square footage includes laundry room.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,520
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$2,880
• Taxable income: $7,671
• Est. tax owed @ 24.0%: −$1,841
• After-tax cash flow: $6,950/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the kitchen, bathroom, exterior siding, and HVAC unit. Upgrading these elements will significantly enhance its resale and rental potential.

Repairs flagged

• Minor kitchen cabinets — existing cabinets
• Minor bathroom vanity — new vanity
• Minor bathroom toilet — new toilet
• Minor bathroom shower head — new shower head
• Minor kitchen sink and faucet — new sink and faucet
• Moderate exterior siding — visible wear
• Moderate interior walls — average condition
• Moderate HVAC unit — visible
• Moderate landscaping — visible

Value-add opportunities

• Resale update kitchen cabinets — modernizing kitchen
• Resale update bathroom vanity — modernizing bathroom
• Both update HVAC unit — improves comfort and energy efficiency
• Both landscape — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing cabinets	Minor	$500–3,000
bathroom vanity · new vanity	Minor	$500–3,000
bathroom toilet · new toilet	Minor	$500–3,000
bathroom shower head · new shower head	Minor	$500–3,000
kitchen sink and faucet · new sink and faucet	Minor	$500–3,000
exterior siding · visible wear	Moderate	$3,000–15,000
interior walls · average condition	Moderate	$3,000–15,000
HVAC unit · visible	Moderate	$3,000–15,000
landscaping · visible	Moderate	$3,000–15,000
Total estimated repair cost · 9 items		$14,500–75,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizing kitchen ↑
• Resale update bathroom vanity — modernizing bathroom ↑
• Both update HVAC unit — improves comfort and energy efficiency ↑
• Both landscape — enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fontana Unified
• NCES district ID: 0613920
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 71% ▲ 30.00%
• Median HH income: $53,912
• Composite: 41.31/100
• National rank: #3510
• State rank: #156 of 517 in CA

Livability — Fontana

• Score: 64/100
• State rank: #415
• US rank: #14177

Category grades

Amenities F Commute A- Cost of living F Crime B- Employment A- Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fontana, CA
• County: San Bernardino County · 2,030,291 people
• City population: 203,028
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 97,511
• Household income: $77,949
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 3437.0

Population outlook (San Bernardino County) Hauer SSP2

• Today (2025): 2,300,329 people
• By 2030: 2,378,907 · +3.4%
• By 2040: 2,523,137 · +9.7%
• By 2050: 2,642,388 · +14.9%
• By 2075: 2,880,769 · +25.2%
• By 2100: 2,909,436 · +26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 13% White 8% Black 4% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Italian 1%
• Foreign-born: 34% · Canada, Vietnam
• Languages at home: 27% English-only · Spanish 69% Arabic 1%

Political lean MEDSL · San Bernardino

• 2024 margin: Toss-up / Even · D 47.5% · R 49.7% · Other 2.8%
• 2008→2024 swing: -8.5pp toward R · 2008: 6.3pp · 2024: -2.1pp
• All cycles: 2024: R+2.1 2020: D+10.7 2016: D+9.8 2012: D+5.4 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -804.67%
• Current HPI: 507.5862
• Rent YoY: ▲ 2.34%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+16.8% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $104,999 CRMLS
• 2026-02-16 Listed $110,000 CRMLS
• 2022-09-16 Sold (MLS) $64,000 CRMLS
• 2022-07-24 Pending — CRMLS
• 2022-07-17 Relisted — CRMLS
• 2022-07-15 Pending — CRMLS
• 2022-07-01 Price Changed $69,900 CRMLS
• 2022-06-14 Price Changed $79,900 CRMLS
• 2022-06-02 Listed $89,900 CRMLS